Oil City City Zoning Code
ARTICLE IV
Supplementary Regulations
§ 310-17 Nonconforming uses and structures.
The following provisions shall apply to all nonconforming uses and structures. It is the intention of the City of Oil City that all legal nonconforming uses and structures shall be able to continue; however, all changes in such uses shall only be as allowed in this article.
A.
Any nonconforming use may be continued or may be changed to a use of the same or a more restrictive classification. The nonconforming use may not be extended or expanded unless to a conforming use, except as permitted by the Board in accordance with the provisions of this chapter.
B.
Any nonconforming structure or building or sign which has been damaged or destroyed by fire or any other means may be reconstructed and used as before, if such reconstruction is performed within one year of discontinuance of use and if the restored building covers no greater area and contains no greater cubic content. If approved by the Board, a reconstructed structure or building may exceed its original lot coverage and cubic content but must meet the minimum yard requirements of the district in which the structure is located, and it must meet the off-street parking and loading requirements of this chapter.
C.
In the event that any nonconforming use, conducted in a structure or otherwise, ceases for whatever reasons for a period of one year, such nonconforming use shall not be resumed, and any further use shall be in conformity with the provisions of this chapter.
D.
The nonconforming use of a structure or building may be extended throughout those parts which were arranged or designed for such use at the time of adoption of this chapter. A nonconforming building or structure may, with the approval of the Board, be extended, enlarged or replaced if such expansion does not occupy an area greater than 50% more than the structure occupied prior to such expansion, enlargement or reconstruction. Furthermore, such activities must meet the minimum yard regulations and height restrictions of the district and all off-street parking and loading requirements.
E.
Nothing contained herein shall require any change in the overall layout, plans, construction, size or designated use of any development, building, structure or part thereof for which official approval and required permits have been granted prior to the effective date of this chapter and where construction is complete within six months from the date of issuance of the permit.
F.
Once changed to a conforming use, no structure or land shall be permitted to revert to a nonconforming use.
G.
Whenever the boundaries of a district shall be changed so as to transfer an area from one district to another of a different classification, this article shall also apply to any uses or structures which thereby become nonconforming.
§ 310-18 Existing lots of record.
A.
Any lot of record existing at the effective date of this chapter and held in separate ownership different from the ownership of adjoining lots may be used for the erection of a structure conforming to the use regulations of the district in which it is located even though its lot area and width are less than the minimum required by this chapter. However, such lot must comply with the yard, height and coverage standards of the zoning district wherein it is located. Any multifamily use must meet the appropriate density standards of the zoning district. Where two or more adjacent lots of record with less than the required area and width are held by one owner on or before the date of enactment of this chapter, the request for a permit shall be referred to the Zoning Hearing Board, which may require replatting to fewer lots which would comply with the minimum requirements of this chapter.
B.
The size of any existing lot of record shall not be reduced so that the area or dimensions of the lot are smaller than those required by this chapter.
§ 310-19 Application of yard regulations.
A.
Where a structure exists on an adjacent lot and is within 150 feet of the proposed structure, and the existing structure has a front yard less than the minimum depth required, the minimum front yard shall be the average depth of the front yard of the existing structure on the adjacent lot and the minimum depth required for the district; where structures exist on both adjacent lots, the minimum depth of the front yard shall be the average depth of the front yards of the existing adjacent structures.
B.
All structures, whether attached to the principal structure or not, and whether open or enclosed, including porches, carports, balconies or platforms above normal grade level, shall not project into any minimum front, side or rear yards except as noted in this subsection, Subsection C or D. Overhangs of up to 18 inches will be allowed (see illustration). Steps to exterior doors will be permitted (see illustration). A chimney may project not more than two feet into a required yard. Bay windows and balconies may project not more than two feet into a required yard. Mechanical devices such as air conditioners and heating units may project into setback areas in all districts.
 Sketch Plan Defining Zoning Ordinance Area and Bulk Regulation Terms |
C.
Fences.
(1)
In residential districts, a wall or fence less than six feet six inches in height and paved terraces without walls, roofs or other enclosures may be erected within the limits of any rear yard. Retaining walls and fences required for screening under this chapter are not subject to the six-foot-six-inch-high limitation. Fences may be permitted in front yard areas [between the setback line and the front lot line and in the side yard area(s)], provided they are no higher than four feet and do not obstruct the required free-sight triangle at intersections.
(2)
Any fence, hedge or enclosure that is not of a "see-through" nature and obstructs vision and is located within five feet of a driveway or alley where the driveway or alley intersects a front property line, or is located within 15 feet from a point where two front property lines intersect, shall not exceed a height of 30 inches above the top of the curb.
(3)
In commercial and industrial districts, a wall or fence may be erected to a maximum height of eight feet in front, side and rear yards for screening and security purposes.
(4)
Fences shall be constructed in accordance with City building codes. The use of barbed wire, or similar materials designed for security purposes, shall be permitted in an industrial or commercial district, provided that a detailed plan regarding its use is submitted to the City's Zoning Officer for approval.
D.
Swimming pools shall be permitted in rear yards only, provided that the pool is located not less than 10 feet from any side yard line and 10 feet from the rear yard line. (See also § 310-26.)
E.
Through lots shall follow existing development patterns. Where other through lots exist nearby, the orientation of development (designation of front and rear yard) shall follow existing usage. Where no other through lots exist nearby, both frontages shall be considered front yards.
F.
For corner lots, the short frontage shall be considered the front yard, the long frontage shall be considered a side yard. Where frontage measurements are equal, the dominant orientation of surrounding properties shall determine the front yard.
G.
Ramps that are constructed or installed for accessibility to structures for handicapped or disabled persons, and that are required to meet ADA standards, shall be exempt from all setback conditions.
§ 310-20 Temporary structures.
Temporary structures in conjunction with construction work shall be permitted only during the period that the construction work is in progress. Permits for temporary structures shall be issued for a six-month period.
§ 310-21 Height limitations.
When the following conditions are met, height limits may be increased:
A.
Structure height in excess of the height permitted above the average ground level allowed in any district may be increased, provided all minimum front, side and rear yard depths are increased by one foot for each additional foot of height; however, such increase of height shall be limited to no more than 10 additional feet.
B.
The following structures are exempt from height regulations, provided they do not constitute a hazard: communication towers, church spires, chimneys, elevator bulkheads, smokestacks, conveyors, flagpoles, silos, standpipes, elevated water tanks, derricks and similar structures.
§ 310-22 Performance standards.
No use of land or structure in any district shall involve any element, or cause any condition, that may be dangerous, injurious or noxious to any other property or person in the City. Furthermore, every use of land or structure in any district must observe the following performance requirements:
A.
Fire protection. Fire-protection and firefighting equipment acceptable to the Board of Fire Underwriters shall be readily available when any activity involving the handling or storage of flammable or explosive material is carried on.
B.
Electric disturbance. All sources of electromagnetic radiation shall demonstrate compliance with appropriate regulations of the Federal Communications Commission. No activity shall cause electromagnetic interference adversely affecting radio, television or other communication equipment in the neighboring area. For the purpose of these regulations, electromagnetic interference shall be defined as electromagnetic disturbances which are generated by the use of electrical equipment other than planned and intentional sources of electromagnetic energy which interfere with the proper operation of electromagnetic receptors of proper design.
C.
Noise. Noise which is determined to be objectionable because of volume or frequency shall be muffled or otherwise controlled, except for fire sirens and related apparatus used solely for public safety purposes.
D.
Smoke. The maximum amount of smoke emissions permitted shall be determined by the use of the Standard Ringleman Chart issued by the United States Bureau of Mines. No smoke darker than No. 2 will be allowed.
E.
Odors. In any district, except the Industrial District, no malodorous gas or matter, including animal waste, shall be permitted which is discernible on any adjoining lot or property.
F.
Air pollution. No pollution of air by fly ash, dust, vapors or other substances shall be permitted which is harmful to health or to animals, vegetation or other property.
G.
Glare. Lighting devices which produce objectionable direct or reflected glare on adjoining properties or thoroughfares shall not be permitted.
H.
Erosion. No erosion by wind or water shall be permitted which carries objectionable substances onto neighboring properties.
I.
Water pollution. The discharge of all wastewater shall be in accordance with the standards of the Pennsylvania Department of Environmental Protection and/or the City of Oil City and comply with any and all applicable regulations of the United States. Surface water discharge shall be acceptable under the provisions of Pennsylvania Act 537 and other state and City regulations, as the same may be amended from time to time.
J.
No vibration. No vibration shall be produced which is transmitted through the ground and is discernible without the aid of instruments at or at any point beyond the lot line.
§ 310-23 Off-street loading and parking.
Off-street loading and parking space shall be provided in accordance with the specifications in this section in all districts, whenever any new use is established or an existing one is enlarged. Because of its developed nature and the location of service alleys, on-street and public parking, off-street loading and parking requirements shall not apply in the C-2 Downtown Business District.
A.
Off-street loading. Every use which requires the receipt or distribution, by vehicles, of material or merchandise shall provide off-street loading berths in accordance with its size, per the following table. Current or future uses in the C-2 Downtown Business District shall not be required to provide loading spaces.
Use | First Space | Second Space | ||
|---|---|---|---|---|
(Note: All figures are given in gross feet of floor area for each listed use.) | ||||
Industrial | ||||
Manufacturing | 5,000 | 40,000 | ||
Warehouse | 5,000 | 40,000 | ||
Storage | 10,000 | 25,000 | ||
Commercial | ||||
Wholesale | 10,000 | 40,000 | ||
Retail | 10,000 | 40,000 | ||
Service establishments | 10,000 | 40,000 | ||
Restaurants | 10,000 | 25,000 | ||
Office buildings | 10,000 | 100,000 | ||
Hotels | 10,000 | 100,000 | ||
Residential | ||||
Apartments | 25,000 | 100,000 | ||
Institutional | ||||
Schools | 10,000 | 100,000 | ||
Hospitals | 10,000 | 100,000 | ||
Nursing homes | 10,000 | 100,000 | ||
Public buildings | ||||
Auditoriums | 10,000 | 100,000 | ||
Arenas | 10,000 | 100,000 | ||
Funeral homes | 10,000 | 100,000 | ||
(1)
Size and access. Each off-street loading space shall be not less than 10 feet in uniform width and 40 feet in length. It shall be so designed so the vehicles using loading spaces are not required to back onto a public street or alley. Such spaces shall abut a public street or alley or have an easement of access thereto.
B.
Off-street parking.
(1)
Size and access. Each off-street parking space shall have an area of not less than 162 square feet, being at least 18 feet long with a uniform width of nine feet, exclusive of access drives or aisles, and shall be in usable shape and condition. Except in the case of a single-family dwelling, no parking area shall contain less than three spaces. Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets. Where an existing lot does not abut on a public or private street, alley or easement of access, there shall be provided an access drive leading to the parking or storage areas or loading spaces. Such access drive shall not be less than 10 feet wide. Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street. Specifically, single-lane driveways shall be at least 10 feet wide but shall not exceed 12 feet in width; double drives (for ingress and egress) may be up to 24 feet wide. Reasonable radius flares at street or alley entrances/exits shall be permitted. There shall be at least 15 feet between driveways at the street line and at least five feet between a driveway and a fire hydrant, catch basin or street intersection radius.
(2)
Parking within yards.
(a)
In residential districts or in other districts where the primary use of the property is for residential purposes, parking areas shall only be permitted in the rear or side yards or in driveway areas in the front yard that are constructed in accordance with § 310-23B(7). No motor vehicle may be parked upon any premises zoned for residential use unless within a garage or upon a concrete, paved or compacted, crushed stone driveway leading directly from the street. The entrance to the driveway from the street shall only be allowed where a local or state curb cut permit has been approved. In no case will parking be allowed upon any unimproved surface. As used in this section, the term "unimproved surface" includes, but is not limited to, grass and dirt surfaces. In other districts where the primary use of the property is either for commercial or industrial permitted uses, parking shall also be allowed in the front yard subject to § 310-23B(5).
(b)
Notwithstanding the above, should the configuration of the existing lot and improvements constructed thereon not allow any option for off-street parking, property owners may request a variance from the Zoning Hearing Board to construct an off-street parking area in the front yard. In addition to the stipulations contained in § 310-45I, the Zoning Hearing Board shall take the following into account when reviewing requests for variances under this section:
(c)
If a hardship-based variance is approved, the front yard parking area shall meet all the requirements stated above regarding curb cuts and surface materials. Minimum width and depth of the surface shall be nine feet and 18 feet, respectively, and shall be constructed perpendicular to the adjoining street. At no time shall the parking area be constructed in a position whereby it is situated directly parallel with the front of any portion of the primary residence located on the lot.
(3)
Number of parking spaces required. The number of off-street parking spaces required is set forth below. Where the use of the premises is not specifically mentioned, requirements for similar uses shall apply. If no similar uses are mentioned, the parking requirements shall be one space for each two proposed patrons and/or occupants of that structure. Where more than one use exists on a lot, parking regulations for each use must be met. No parking shall be required of existing or future uses in the C-2 Downtown Commercial District except as required in § 310-16.
Parking | ||
|---|---|---|
Parking Use | Required Parking Spaces | |
Auto sales and service | 1 for each 250 square feet GFA | |
Service stations | 1 for each 250 square feet GFA | |
Single-family dwelling and duplex | 2 per dwelling unit | |
Multifamily dwelling | 2.5 per dwelling unit* | |
Mobile home parks | 2.0 per each space | |
Hotels and motels | 1 per guest room** | |
Funeral establishments | 25 for the first parlor; 10 for each additional parlor | |
Hospitals | 1 per each bed** | |
Nursing homes | 1 per each 3 beds | |
Churches | 1 per each 4 seats | |
Schools | 1 per each teacher and staff 1 for each 4 classrooms, plus 1 for each 4 high school students | |
Sports arenas, stadiums, theaters, auditoriums, assembly halls | 1 per each 3 seats | |
Community buildings, social halls, dance halls, clubs and lodges | 1 space for each 50 square feet of public floor area | |
Roller rinks | 1 space for each 200 square feet GFA | |
Bowling alleys | 5 per alley | |
Banks and offices | 1 for each 250 square feet GFA | |
Medical office and clinics | 8 spaces per doctor | |
Dental offices | 5 spaces per doctor | |
Retail stores | 1 per each 250 square feet GFA | |
Fast-food/drive-in restaurants | 1 per each 50 GFA** | |
Furniture stores | 1 per 400 square feet GFA | |
Food supermarkets | 1 per each 250 square feet GFA | |
Trailer and monument sales | 1 per each 2,500 square feet GFA | |
Restaurants, taverns and nightclubs | 1 for each 2.5 patron seats | |
Swimming pool (public) | 1 for each 3 lockers | |
Industrial and manufacturing establishments, warehouses, wholesale and truck terminals | 1 space per employee on the largest shift | |
* | Multifamily units devoted to the elderly shall only be required to provide 0.25 parking spaces per unit. Such uses must supply adequate proof they will be dedicated to elderly tenants and shall be required to follow normal parking standards if they revert to nonelderly use. | |
** | Plus one space per employee and staff on major shift. | |
Note: GFA means gross floor area. | ||
(4)
Location and parking. Required parking spaces shall be located on the same lot with the principal use. The Zoning Hearing Board may permit parking spaces to be located not more than 400 feet from the lot of the principal use when the Board finds that it is impractical to provide parking on the same lot with the principal use. [See also § 310-16A(28).]
(5)
Screening and landscaping. Off-street parking areas for more than five vehicles and off-street loading areas shall be effectively screened (see definition of "screening") on any side which adjoins a residential district or use. In addition, there shall be a planting strip of at least five feet between the front lot line and the parking lot. Such planting strip shall be suitably landscaped and maintained.
(6)
Minimum distance and setbacks. No off-street loading or parking area for more than five vehicles shall be closer than five feet to any adjoining property line containing a dwelling, residential district, school, hospital or similar institution.
(7)
Surfacing. All off-street parking, loading and driveway areas shall have a concrete, paved or a compacted crushed stone (six inches' minimum depth) surface, graded with positive drainage to dispose of surface water. If the installed surface is compacted crushed stone, the surface shall have a topcoat of crushed stone, crushed brick or washed gravel not to exceed 1 1/2 inches. The edges of the driveway shall be delineated by a stone, brick or timber border that is structurally sufficient to confine the stone to the driveway area. In addition, at no time should the crushed stone show weeds or grass growing through the surface. Parking areas larger than 10,000 square feet shall submit a plan, including drainage provisions, to the City for approval. Lots shall be designated to provide for orderly and safe loading and parking.
(8)
Lighting. Any lighting used to illuminate off-street parking or loading areas shall be arranged so as to reflect the light away from the adjoining premises of any residential district or use and away from roads or highways.
(9)
Parking of vehicles used in vocational/avocational pursuits. Nothing in this chapter shall be considered to prohibit the occupant of the residential property from parking a truck or bus owned and/or used by the occupant in his vocational or avocational pursuits on the occupant's property at times when said truck or bus are not used in said vocational or avocational pursuits; providing, however, that truck-tractor and/or semitrailers shall not be parked in the open air any closer than 150 feet from the nearest residence on a neighboring property.
(10)
Outdoor storage of utility or cargo trailers. There shall be no permanent outdoor storage of utility or cargo trailers in any district, except for temporary periods to afford the loading and unloading of these trailers in commercial or industrial districts. "Temporary" shall be defined for purposes of this section to mean for a period not to exceed seven days. A special permit may be granted by the Zoning Officer for longer periods not to exceed 30 days in length. At no time shall these types of trailers be allowed to remain in any district as long-term or permanent storage facilities.
(11)
Outdoor storage of recreation vehicles, watercraft and trailers. All types of licensed and unlicensed camping or hauling trailers of any variety, all outboard and inboard motorboats, and all self-contained recreation vehicles or motor homes shall only be parked in the rear half or portion of a lot according to the original recorded depth of the lot. In no case shall any such vehicle or vessel described above be located or parked for any period of time in the front half 50% of the lot.
(12)
Portable storage units. These units are intended for the temporary storage of household goods during moving or remodeling. Units must be off the public right-of-way and set back at least 15 feet. The use of trailers, either former mobile homes or semi-rigs, for storage is not permitted in any district in the City. The City shall issue permits for such units on a thirty-day basis with up to one thirty-day renewal. After that time, the units will be regarded as structures. They shall be placed on a permanent foundation, shall meet all yard requirements of this chapter and be inspected for conformance with the Uniform Construction Code. If not in conformity with that code, they shall be brought into compliance, or such structures will be considered in violation of this chapter.
§ 310-24 Signs.
No signs shall be erected containing information which implies that a property may be used for any purpose not permitted under the provisions of this chapter.
A.
The following sign regulations shall be observed in all districts.
(1)
The following signs shall be permitted in all districts, and no permit shall be required to erect such signs.
(a)
Temporary signs announcing a campaign, drive or event of a civic, philanthropic, educational or religious organization, a sale or event by a commercial business, and yard/garage sale signs, provided such signs shall not exceed 32 square feet in area and shall be removed immediately upon the completion of the campaign, drive or event.
(b)
Signs offering the sale or rental of the premises upon which the sign is erected, provided that the area of any such sign shall not exceed six square feet and not more than one such sign shall be placed on the property unless such property fronts on more than one street, in which case one sign may be erected on each street frontage.
(c)
Temporary signs of contractors, developers, architects, engineers, builders and artisans erected and maintained on the premises where the work is being performed, provided that the area of such sign shall not exceed 32 square feet, and provided that such sign shall be removed upon completion of the work.
(d)
No-trespassing signs, signs indicating the private nature of a road, driveway or premises, signs controlling fishing or hunting on the premises, provided that the area of such sign shall not exceed two square feet.
(2)
No signs shall be permitted within street lines or on any public property or right-of-way except signs placed on awnings/canopies/marquees and those of a duly constituted governmental body, including traffic signs and similar regulatory notices. No signs shall be placed upon utility poles or trees within the public right-of-way.
(3)
Directional and information signs, not exceeding four square feet in area per use, premises or establishment, and used for the direction and protection of the public, shall be permitted in all nonresidential districts.
(4)
No sign shall project more than 12 inches from the building facade to which it is attached, except that signs may project at 90° angles in commercial districts as provided in Subsection C(4) of this section.
(5)
In residential and industrial districts, signs will be permitted in the front yard up to the front yard line, except where such signs would interfere with pedestrian or traffic visibility. Signs shall not project over or onto any public right-of-way.
(6)
Signs may be lighted with nonglaring lights or may be illuminated by shielded floodlights. No red, green or amber lights shall be permitted, and lighting shall be screened from adjacent properties. No flashing lights shall be permitted.
(7)
All signs, including temporary signs, shall be constructed of durable material and kept in good condition and repair.
(8)
Nonconforming signs, once removed, shall be replaced only with conforming signs. Nonconforming signs may be repainted or repaired, providing such repainting or repairing does not exceed the dimensions of the existing sign. (See also § 310-17B.)
(9)
Political signs.
(a)
Such signs shall be permitted in all districts but shall not be permitted to be erected on public land or public right-of-way. They shall not exceed 32 square feet in size. All signs that are erected prior to an election must be removed within seven days after such election, and in the event they are not, the City shall remove them or cause them to be removed, and such removal costs shall be billed to the candidate, including any costs for collection thereof.
(b)
In order to insure removal of political signs, the candidate for political office or his/her designee shall sign an affidavit stipulating his acknowledgment of the requirements of this section prior to the erection of any signs. This affidavit will be available in the office of the City Clerk during normal business hours.
(10)
Signs which are integrated into the material on awning/canopies/marquees shall be allowed, provided that:
(a)
The awnings/canopies/marquees that contain signs cover a display window or main entrance/exit to the structure.
(b)
The sign(s) contain only the name, monogram or street address of the business being advertised; no trademarks or product names shall be used in the sign unless such is included in the registered name of the business. For live or motion-picture theaters, the sign may contain information pertaining to performances and public notices.
(c)
All sign lettering placed on any awning/canopies shall not be larger than two feet in height and 20 feet in length. Lettering placed on theater marquees may extend up to 24 feet in length.
(d)
The lowest portion of the marquee shall be a minimum of nine feet zero inches above the sidewalk elevation. The marquee shall project to no more than three feet from the street side of the street curb; nor shall the marquee project more than 10 feet from the building to which it is attached.
(11)
Electronic signs. This section regulates the use of electronic signs within the City in order to minimize the impact of such signs that may distract drivers and be detrimental to neighboring properties. Such signs may be used according to the following provisions:
(a)
Each message displayed on an electronic sign must be static or depicted for a minimum or eight seconds, and the screen must completely fade out before a new message is displayed.
(b)
There shall be no more than one second between messages.
(c)
The sign shall not be illuminated in any manner that causes undue distraction, confusion or hazard to vehicular traffic.
(d)
Any one electronic sign shall not exceed 50 square feet in size. For marquee signs only, electronic signs shall not exceed 80 square feet in size.
(12)
Sidewalk signs. Properties located within the C-1 and C-2 Districts may display sidewalk signs under the following provisions:
(a)
One sidewalk sign is permitted for each business.
(b)
Sidewalk signs may be displayed only during the business's hours of operation.
(c)
The maximum size of each display face of a sidewalk sign is seven square feet.
(d)
There must be at least four feet of clear sidewalk for pedestrians.
(e)
Signs may be up to 42 inches high and two feet wide.
B.
In residential districts, the following signs shall be permitted:
(1)
Home occupation or nameplate sign displaying the name and address of the occupant or the profession or activity of the occupant of a dwelling unit, provided that not more than one such sign shall be erected for each permitted use, and provided that the area of each such sign shall not exceed six square feet. Each such sign shall be fixed flat on the main wall of such building or may be erected on an ornamental pole in the front yard but not within 10 feet of a street line.
(2)
Sign, bulletin board, announcement board or identification sign for schools, churches, hospitals or other principal uses and buildings other than dwellings on the same lot therewith for the purpose of displaying the name of the institution and its activities or services, provided that the area of any such sign shall not exceed 32 square feet and not more than one such sign shall be erected on any one street frontage.
C.
In commercial districts, the following signs shall be permitted:
(1)
Signs directing patrons, members or audiences to temporary exhibits, shows or events, provided that such signs shall not exceed six square feet; shall be removed within two weeks after the date of the exhibit, show or event; shall not be posted earlier than two weeks before the date of the exhibit, show or event.
(2)
Wall signs, provided that the total of such sign shall be limited to 10% of the wall upon which it is mounted. Signs may be illuminated or nonilluminated. Wall signs shall be at least 10 feet from ground level. Such signs shall not extend more than 12 inches from the main wall of the building.
(3)
Special temporary promotional devices, signs or displays such as banners or pennants and portable message boards shall remain on display for a period not to exceed 30 consecutive days. Portable message boards shall not exceed 16 square feet. Such signs shall require a temporary sign permit.
(4)
Blade signs attached to a wall which project in such a manner that the faces of the sign form an angle of 90° with the wall shall be permitted in commercial districts, subject to the following regulations:
(a)
Such signs shall not project more than four feet from the wall.
(b)
Only one such sign shall be permitted per public entrance.
(c)
Such signs shall be nonglaring and nonmoving.
(d)
There shall be a minimum height from the curb level to the bottom of the sign of seven feet and a maximum height from the curb level to the top of the sign of 10 feet.
(e)
Signs shall have a maximum area of nine feet on each face.
(5)
Pole signs. May be illuminated or nonilluminated. The area per sign face shall not exceed 75 square feet in surface area per face. No more than two sign faces shall be permitted. There shall be at least 10 feet of clearance between ground level and the bottom of the sign face.
(6)
Ground signs. Shall not exceed 32 square feet in size and may be illuminated or nonilluminated.
(7)
Shopping centers (multitenant identification signs). One directory-type sign shall be permitted for a shopping center which identifies the name of the shopping center and the tenants of the facility. Such a sign shall not exceed 50 square feet in overall size per sign face. In addition, some 12 square feet for each tenant name may be used on the directory sign. Tenants will be allowed signs on or in the shopping center, in accordance with Subsection C(2), Wall signs.
(8)
Multitenant building. Where more than one tenant exists in a building, each tenant shall be allowed a sign consistent with the requirements of this chapter.
D.
In the industrial district, advertising signs and business signs are permitted, provided that such signs shall not exceed an aggregate area of 350 square feet.
E.
Maintenance, repair and removal. All signs shall be constructed in a workmanlike fashion using durable materials. Signs shall be designed and constructed to withstand wind forces and in accordance with appropriate mechanical and electrical standards and codes. Every sign permitted by this chapter shall be kept in good condition and repair. When any sign becomes insecure, in danger of failing, or is otherwise deemed unsafe by the Zoning Officer, or if any sign shall be unlawfully installed, erected or maintained in violation of any of the provisions of this chapter, the owner thereof or the person or firm using same shall, upon written notice by the Zoning Officer, forthwith in the case of immediate danger, and in any case within not more than 10 days of the date of the notice, make such sign conform to the provisions of this chapter or shall remove it. If within 10 days of the date of the notice the order is not complied with, the Zoning Officer shall be permitted to remove or cause such sign to be removed at the expense of the owner and/or the user of the sign.
F.
Obsolete sign. Any sign that no longer advertises or identifies a use conducted on the property on which said sign is erected must have the sign covered or removed within 30 days after written notification from the Zoning Officer, and upon failure to comply with such notice, the Zoning Officer is hereby authorized to cause removal of such sign, and any expense incident thereto shall be paid by the owner of the building, structure or ground on which the sign is located.
§ 310-25 Steep slope areas.
Any development of slopes of more than 15% must be submitted on a plan prepared by a registered engineer or architect showing how the development will treat the slope problem. The Zoning Officer shall refer the plan to the City Engineer or a consulting engineer for review and advice before issuing any permit. Development on these slopes also must comply with the Oil City Stormwater Ordinance and Floodplain Ordinance.[1]
§ 310-26 Swimming pools.
All outdoor swimming pools, spas or hot tubs shall adhere to the provisions of the City's current Building Code, as administered by the Code Enforcement Office of the City of Oil City.
§ 310-27 Flood hazard areas.
The City of Oil City has adopted an ordinance regulating development within floodplains. All development within designated areas is required to follow the regulations contained in Chapter 170, Flood Damage Prevention.
§ 310-28 Individual mobile homes.
Such uses must meet all yard and lot requirements of this chapter for the district where they will be installed. Individual mobile homes shall be permitted on individual lots only if they meet the following conditions:
A.
Be placed upon a perimeter foundation with a footer below the frostline.
B.
Have permanent approved hookups to sanitary sewer and water.
C.
Unit shall be permanently installed and meet all local and state building codes.
D.
There shall be no trailer hitch attached to the mobile home once installation is completed.
§ 310-29 Adaptive reuse of surplus properties for residential uses.
A.
Specific intent. It is the finding of the City that, from time to time, various structures located throughout the City become abandoned, surplus or obsolete by virtue of the fact that such structures cannot be economically utilized for their previous use. In addition to the general goals stated in this chapter, the purpose of the section is to allow for residential reuse of those obsolete, surplus or abandoned structures. The adaptive reuse will deter or prevent the deterioration of the stable neighborhood by permitting the reuse of obsolete, surplus or abandoned structures, by preventing such structures from becoming substandard or dilapidated and thus a hazard or danger to the community. In addition, the adaptive reuse will promote the positive aspects of a neighborhood by supplementing the housing requirements of its residents and will generally increase the tax base of the City.
B.
Designation of project.
(1)
An owner or developer of any commercial, industrial, public or quasi-public structure that has become abandoned, surplus or obsolete may submit an application to the Zoning Hearing Board for a permit granting an adaptive reuse to convert said structure to a multifamily residential complex consisting of at least five units.
(2)
The adaptive reuse of said structure may be accomplished in residential, commercial and industrial districts. In all cases, regardless of the district, the area and bulk regulations of the R-2 District shall apply, subject to the power and authority of the Zoning Hearing Board to grant or refuse further variance thereunder.
C.
Procedure.
(1)
If the owner or developer of an obsolete, surplus or abandoned structure that is or was being used for commercial, industrial, public or quasi-public purposes wishes to convert such structure to a multifamily residential use, and:
(a)
The multifamily residential use is not a use by right in the particular zone in which it is located; and/or
(b)
The conversion of the property to residential multifamily use will not meet all the area and bulk requirements for apartment units as required by the R-2 District and area and bulk regulations of this chapter, then the owner or developer of the property shall file a written application to the Zoning Hearing Board, which application shall include:
[1]
A legal description or sketch of the property which is the subject of the adaptive reuse; and
[2]
A statement of the current zoning use and/or area and bulk regulations which cannot be met for the proposed multifamily residential project; and
[3]
A statement of the manner in which the proposed project meets the intent of this section.
(2)
The City Planning Commission shall have the opportunity to review the application and shall have a thirty-day period from the date of filing of said application to make recommendations to the Zoning Hearing Board regarding the proposed project.
D.
Permit granting for adaptive reuse use standards. The Board shall grant or refuse the permit for the adaptive reuse under the following conditions:
(1)
The proposed change will not substantially injure or detract from the use of neighborhood property or from the character of the neighborhood and that the use of property adjacent to the area included in the proposed project is adequately safeguarded.
(2)
The proposed change will serve the best interests of Oil City, the convenience of the community and the public welfare.
(3)
The effect of the proposed project upon the efficient and economical extension of public services and facilities, such as public water, sewers, police and fire protection, and public schools, will be minimal.
(4)
The proposed project assures the harmonious design of buildings; planting and maintenance as a sight or sound screen; the minimizing of noxious, offensive or hazardous elements; adequate standards of parking and sanitation.
(5)
The proposed project is suitable with respect to the probable effects upon area traffic and access situations.
E.
Area and bulk standards. Since the end use for any project being considered under this section is multifamily residential, the area and bulk regulations for multifamily apartment units as set forth in the R-2 District shall serve as the standards for the project. In those cases where the subject property or structure cannot meet these standards, the Zoning Hearing Board may grant a variance(s) from the standards, if such variance(s) does not injure or materially detract from the use of the neighboring properties. Any variance(s) granted under this section shall be the minimum variance(s) necessary to make possible the reasonable reuse of the abandoned, surplus or obsolete structure.
F.
Off-street parking regulations. At least one off-street parking space shall be required for each dwelling unit; except in the case of housing for the elderly, at least one parking space for every two dwelling units shall be required.
G.
Additional standards. The Zoning Hearing Board shall have the authority to impose such conditions, in addition to those required, as are necessary to assure that the intent of this chapter is complied with.
§ 310-30 Storage.
In commercial and industrial districts all storage shall be completely screened from view from any public right-of-way and any residential district that abuts the district. Screening shall consist of evergreen planting or an architectural screen. All organic rubbish or storage shall be contained in airtight, vermin-proof containers that shall also be screened from view from any public right-of-way, business or abutting residential district.
§ 310-31 Lighting.
Any lighting used to illuminate off-street parking or loading areas shall be arranged so as to reflect the light away from the adjoining premises of any residential district or use and away from roads or highways. Fully shielded fixtures are required.
§ 310-32 Clothes lines.
The use of clothes lines shall be permitted in residential districts only. However, this use shall be limited to the side and rear yards of the residential property. No clothes lines shall be permitted to be installed in the front yard area. Clothes lines that were installed prior to the effective date of this chapter must be relocated to either the side or rear yard areas.